DEVELOPMENT re SOURCE GUIDE 2020 P a g e 1 | 20 Community Development, 1100 10th Street, Suite 202, Greeley, CO 80631 www.greeleygov.com/communitydevelopment Email [email protected] Phone (970) 350-9780 The information contained within this guide is not intended to replace, circumvent, or diminish the requirements contained within the City of Greeley Municipal Code. Specific questions on Code requirements, processes, or interpretations may be directed to and ad- dressed through the Community Development Review Process. P a g e 2 | 20 Greeley Redevelopment Resource Guide BIRD’S EYE VIEW REDEVELOPMENT DEFINED WHAT YOU NEED TO KNOW CODE FLEXIBILITY Parking Reductions Open Space Reduction Stormwater Variance Water & Sewer Credits Infill Redevelopment Standards Alternative Compliance THE PROCESS Preliminary Review Formal Review Building Permit Review and Approval IS THERE HELP OUT THERE? POTENTIAL INCENTIVES Tax Increment Districts Mini-Grants Down Payment Assistance Industrial Water Bank Economic Development Special Purpose Loans Community Development Fund SUPPORT INFO INCENTIVE WORKSHEET P a g e 3 | 20 Greeley Redevelopment Resource Guide REDEVELOPMENT DEFINED What is Redevelopment? Redevelopment can range from the complete removal of structures and new construc- tion to rehabilitation or façade improvements to an existing building, as reflected in the following examples: Scrape & Build The complete removal of existing structures on a property and replace- ment with new construction. Infill/New Development The development of va- cant or substantially underutilized property that is generally surround- ed by existing development. Substantial Reconstruction Modifying an existing structure by constructing a significant building al- teration or addition (such as by “popping the top”). P a g e 4 | 20 Greeley Redevelopment Resource Guide Streetscape Improve- ments Enhancements of the area of a site adjacent to a street right-of-way, such as with the instal- lation of street furniture, landscaping & street trees, and other similar improve- ments. Façade Improvements The rehabilitation or restoration of the fa- çade of a structure, such as with material replacement, window or door replacement, or additions, awnings, and similar appurte- nances. Beyond exterior improvements often an existing building can be maintained, and its interi- or adapted to a use other than originally intended. This type of redevelopment is called Adaptive Reuse. Regardless of the type of project, Historic Preservation often is an element of redevelop- ment; historic structures and uses are evaluated during the review period to preserve historic elements of a building or site features which carry historic importance. Greeley considers all structures 40 years of age or older as potentially historic structures or sites and provides constructive information, support, options, and resources to facilitate site and building use as part of the redevelopment process. P a g e 5 | 20 Greeley Redevelopment Resource Guide What is the Redevelopment District? The “Redevelopment District” is a geographic area created by the City Council within which focused support is in place to foster successful redevelopment. Specifically, the City has adopted a number of standards, financial incentives, and partnerships to promote re- development and renewal in this area. Some of these have been focused in on the District, others across the entire City, and others focused on a very specific and unique ar- ea within the City. The three following tags are used throughout this report to indicate where the standards, incentive, or program is available: Available in Redevelopment District These incentives and policies are only available to properties within the Redevel- opment District. Available Citywide These incentives and policies are available to any property within the City. Available in Unique Area These incentives and policies are unique to specific areas, legally defined such as Tax Increment Finance Districts, the General Improvement District, etc. GID (General Improvement District) Land within the General Improvement District is exempt from the requirements re- lated to (18.38; 18.42; 18.44 of the City’s Development Code): Building height and setbacks Off-street parking Landscaping TIF (Tax Increment Finance) District Land within these areas may be eligible for certain infrastructure and related finan- cial assistance. There are currently four (4) TIF districts administered by the Greeley Urban Renewal Authority and one (1) TIF district administered by the Downtown De- velopment Authority (DDA). P a g e 6 | 20 Greeley Redevelopment Resource Guide P a g e 7 | 20 Greeley Redevelopment Resource Guide WHAT YOU NEED TO KNOW WHAT YOU NEED TO KNOW This section describes and links the City codes and programs to support rede- velopment. OPTIONS District 9 Parking Reduction District 9 Open Space Reduction District 9 Stormwater Variance Citywide 10 Raw Water Credits Citywide 10 Water Tap Credits Citywide 11 Sewer Tap Credits Citywide 11 Infill Redevelopment Standards District 12 Alternative Compliance P a g e 8 | 20 Greeley Redevelopment Resource Guide WHAT YOU NEED TO KNOW Parking Reduction District These standards may be administratively altered within the Redevelopment District based on an evaluation of the proposed site and its interface with the surrounding land uses. This reduction generally is offered for properties which have immediately adjacent on-street parking, contain uses directly offered to the immediate area rather than a larg- er market setting, provide additional bicycle spaces and pedestrian connections, or incorporate the use of public transit. §18.42.090(c) Open Space Reduction District Properties are required to maintain a certain amount of open space based upon the zone district within which they are located. When inside the Redevelopment District this required open space may be reduced by any amount in exchange for other accepta- ble on-site amenities such as individual balconies, artwork, plazas or atriums, community gardens, trail systems, and other amenities integral to the project and accepted by the City. §18.34.650(1) Stormwater Variance District Much of the area within the Redevelopment District was developed prior to modern stormwater detention standards. The contemporary code calls for properties to detain stormwater runoff on each individual site. This level of individual detention proves im- practical when retrofitting existing sites, where there is often little or no land to accommodate storm drainage. The City may, under certain circumstances, waive de- tention for properties within the Redevelopment District. Although on-site detention may be waived, water quality requirements may apply to areas greater than one acre. P a g e 9 | 20 Greeley Redevelopment Resource Guide WHAT YOU NEED TO KNOW Raw Water Credits Citywide Raw water is required with all new and expanding development. Within a designated “infill” area, the Water department allows for residential or commercial property owners who subdivide and/or need one or more water taps to make use of existing infrastruc- ture, reducing cost to redevelop to greater intensities. Water Terms Raw Water Raw water as it is used here refers to shares or “rights” to specific sources of untreated water resources that can be conveyed to Greeley water treatment facilities for municipal use. Raw water is required as a prereq- uisite for all new and expanding development. §14.06.050 Cash-in-lieu A payment of cash instead of water stock or water shares. Acre foot An acre foot is the volume of water required to cover one (1) acre of flat land to depth of one (1) foot. Plant Investment Fee (PIF) Typically when a site requires additional water or sewer service, a “plant investment fee” is required. This fee is dedicated to expanding the treatment facilities which process the water or sewer for the City. Water Tap Credits Citywide When replacing or upsizing an existing water service tap, the “Plant Investment Fee” is credited at the current water tap value based on tap eligibility. §1406.150 For properties with water service prior to January 20, 1959, when the replacement of a water tap is required for a renovation and does not change the use or increase the number or size of the units, no additional plant investment fee will be required. §14.06.150 If a proposed redevelopment site contains multiple water taps, they may be combined into a larger single service. P a g e 10 | 20 Greeley Redevelopment Resource Guide WHAT YOU NEED TO KNOW Sewer Tap Credits Citywide When upsizing an existing water tap, or replacing/upsizing an existing sanitary sewer tap, the “Plant Investment Fee” is credited at the current sewer tap value based on tap eligibility. §14.12.120 For properties with sewer service prior to January 20, 1959, when the replacement of a water tap is required for a renovation and does not change the use or increase the number or size of the units, no additional plant investment fee is required. §14.12.120 Infill Redevelopment Standards Citywide The City promotes complementary development in both redevelopment and infill are- as through the community. In many areas, established neighborhoods have distinct design elements such as setbacks, building massing, design, etc. The intent of these standards is to ensure compatibility with established desirable characteristics within neighborhoods. Where no such character exists, new development is intended to es- tablish a standard of quality for future developments